Meredith Murphy, Foundation Title

Meredith Murphy, Foundation Title NJ Title Company | Residential & Commercial Closings | Serving All of New Jersey

09/22/2026

Agents — a power of attorney can get a closing done when your client can't be there in person, but lenders and title companies scrutinize it hard.

It needs to be specific to real estate, properly notarized, and often reviewed weeks before closing, not days. Some lenders reject POAs entirely on certain loan types.

If your deal involves a POA, loop in your title company early — this is not something to sort out the week of closing.

Foundation Title serves all of New Jersey.

(Educational only — not legal advice.)

Agents, buyers focus on inspection contingencies and mortgage rates — and forget to ask the one question that protects t...
09/21/2026

Agents, buyers focus on inspection contingencies and mortgage rates — and forget to ask the one question that protects them long after closing: "Is my title insured?"

A clean closing doesn't mean a clean title history. Encourage your clients to ask, or better yet, let us walk them through it directly.

DM Us — Let's Partner Up.

The Fed made its move this week, raising the federal funds rate by 0.25% to a new target range of 3.75%–4.00%.But here’s...
09/20/2026

The Fed made its move this week, raising the federal funds rate by 0.25% to a new target range of 3.75%–4.00%.

But here’s the important part for your buyers: mortgage rates don’t move in lockstep with the Fed.

As of September 17, Freddie Mac reported the average 30-year fixed mortgage at 6.95%, with the 15-year fixed at 6.26%.

For Realtors and attorneys, this is a good conversation to have with clients who may hear “the Fed raised rates” and immediately assume their mortgage rate just jumped by the same amount. Their actual rate depends on the broader market and their individual loan situation.

And once a buyer is under contract, timing matters. Getting title work started early can help keep the transaction moving and reduce the chance that avoidable delays interfere with important financing or closing deadlines.

Questions on an upcoming New Jersey closing? I’m always happy to help.

— Meredith Murphy
Foundation Title

This week's Focus Friday question comes straight from a real conversation: "Does a cash buyer really need title insuranc...
09/18/2026

This week's Focus Friday question comes straight from a real conversation: "Does a cash buyer really need title insurance?"

The answer is yes — arguably even more so than a financed buyer.

Without a lender requiring a policy, cash buyers have zero title protection unless they purchase an owner's policy on their own.

Hidden liens, forged deeds, and ownership disputes don't check how the home was paid for — and an owner's policy is the only thing standing between your client and a very expensive surprise down the road.

More choices. More time. A little more negotiating room. 🏡Zillow’s August market report shows a shift happening national...
09/17/2026

More choices. More time. A little more negotiating room. 🏡

Zillow’s August market report shows a shift happening nationally: inventory is growing, and more than 1 in 4 listings had a price cut.

But here in New Jersey, the story is a little different.

Inventory has increased, but homes are still moving quickly — which is a good reminder that national housing headlines don’t always tell the full story locally.

For buyers, having more options can mean more time to compare properties and negotiate. But once they find the right home, being prepared still matters.

That includes getting title started early. The sooner the title work begins, the more time there is to uncover and resolve liens, ownership issues, unreleased mortgages or other title matters before they become last-minute closing problems.

More negotiating room doesn’t mean less preparation.

At Foundation Title, a smoother closing starts with getting ahead of the details.

🏠 Foundation Title
People. Process. A Stronger Closing.

09/16/2026

Agents — if your listing is in an HOA or condo community, there's a fee almost nobody budgets for: the estoppel certificate.

It's the HOA's official statement of dues owed, upcoming assessments, and any violations on file — and lenders require it before closing. It can take days or even weeks to arrive, and rush fees add up fast.

Order it the moment you go under contract, not the week before closing. One overlooked form can stall an entire deal.

Foundation Title serves all of New Jersey.

DM Us — Let's Partner Up

09/15/2026

Agents — if your buyers are purchasing together (business partners, friends, family), how they hold title matters more than most realize.

Joint tenancy means the surviving owner automatically gets the whole property. Tenants in common means each owner's share can go to their own heirs instead.

Get it wrong, and a partnership breakup or a death can turn into a legal mess nobody planned for. It's a five-minute conversation before closing that can prevent a five-year problem after.

Ask us which option fits your buyer's situation.

Foundation Title serves all of New Jersey.

DM Us — Let's Partner Up

(Educational only — not legal advice.)

09/14/2026

Agents — a home warranty and title insurance get confused constantly, and they cover completely different things.

A home warranty is a service contract — it covers appliances and systems breaking after you move in, and you renew it every year.

Title insurance is a one-time policy that protects whether you actually, legally own the home, free and clear — for as long as you own it.

Different problems, different protection. Make sure your clients know which one covers what.

Foundation Title serves all of New Jersey.

DM Us — Let's Partner Up

Sunday morning market check-in ☕🏡Essex County continues to be an interesting market.Inventory is up 10.7% from last year...
09/13/2026

Sunday morning market check-in ☕🏡

Essex County continues to be an interesting market.

Inventory is up 10.7% from last year, which is good news for buyers looking for more options. But homes are still selling for an average of 106% of asking price, with a median of just 37 days on the market.

So while there may be more homes to choose from, that doesn’t necessarily mean the competition has disappeared.

And when deals are moving quickly, this is where the title side of the transaction can make a difference.

Getting title work started early gives us more time to uncover and resolve things like old liens, unreleased mortgages, judgments or ownership issues — instead of discovering them when everyone is trying to get to the closing table.

For my Realtor friends, that’s one more reason I’m a big believer in getting the title team involved early. A competitive market is stressful enough without a preventable title surprise at the end.

Have a great Sunday and a successful week ahead! 🏡

— Meredith
Foundation Title

Source: Realtor.com Economic Research, August 2026

This week's Focus Friday stat: 22 days. That's the average time a home in Morristown spends on the market right now — an...
09/11/2026

This week's Focus Friday stat: 22 days.

That's the average time a home in Morristown spends on the market right now — and the median price has climbed to $810,000, up 7.9% year over year.

In a market this competitive, buyers are stretching to win, which means there's zero room for a slow title process to threaten the deal.

This is exactly the kind of market where ordering title the same day you go under contract makes the difference between closing on time and losing momentum.

Address

3 Becker Farm Road
Roseland, NJ
07068

Telephone

+19734775887

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